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HomeMy WebLinkAbout1,229 - April 29, 2025 signedMINUTES OF THE 1,229th PUBLIC HEARINGS AND REGULAR MEETING HELD BY THE CITY PLANNING COMMISSION OF THE CITY OF LIVONIA On Tuesday, April 29, 2025, the City Planning Commission of the City of Livonia held its 1,229th Public Hearing and Regular Meetings in the Livonia City Hall, 33000 Civic Center Drive, Livonia, Michigan. Mr. Ian Wilshaw, Chairman, called the meeting to order at 7 p.m. Members present: Wafa Dinaro Patrick Droze Sam Caramagno Glen Long Peter Ventura Ian Wilshaw Members absent: David Bongero Mr. Jacob Uhazie, Planning Director, and Stephanie Reece, Program Supervisor, were also present. Chairman Wilshaw informed the audience that if a petition on tonight's agenda involves a rezoning request, this Commission makes a recommendation to the City Council who, in turn, will hold its own public hearing and make the final determination as to whether a petition is approved or denied. The Planning Commission holds the only public hearing on a request for preliminary plat and/or vacating petition. The Commission's recommendation is forwarded to the City Council for the final determination as to whether a plat is accepted or rejected. If a petition requesting a waiver of use or site plan approval is denied tonight, the petitioner has ten days in which to appeal the decision, in writing, to the City Council. Resolutions adopted by the City Planning Commission become effective seven (7) days after the date of adoption. The Planning Commission and the professional staff have reviewed each of these petitions upon their filing. The staff has furnished the Commission with both approving and denying resolutions, which the Commission may, or may not, use depending on the outcome of the proceedings tonight. ITEM #1 PETITION 2025-06-02-11 Penske Mr. Caramagno, Secretary, announced the first item on the agenda, Petition 2024- 06-02-11 submitted by Penske Automotive, under Sections 6.05 and 13.13 of the Livonia Zoning Ordinance, requesting to amend a previously approved site plan and waiver use to construct a 5,492 square -foot building in connection with an automotive dealership (Bill Brown Ford - Preowned), at 32400 Plymouth Road, located on the northwest corner of Plymouth Road and Hubbard Avenue in the Southwest'/4 of Section 27. Mr. Wilshaw: Mr. Uhazie: Mr. Wilshaw: April 29, 2025 31851 Okay, thank you, Mr. Secretary. This says, as I understand it. Mr. Uhazie, the petitioner is requesting this item be tabled to an undetermined date so they can go forward? Yes. Okay. With that, there's no sense in reading out this item, even though it was a published public hearing. What we're going to do is ask one of our fellow commissioners to make a motion to table, and we'll take this item up at a future date. On a motion by Dinaro, seconded by Ventura, and unanimously adopted, it was #04-15-2025 Mr. Wilshaw: RESOLVED, That pursuant to a Public Hearing having been held by the City Planning Commission on April 29, 2025, on Petition 2024-06-02-11 submitted by Penske Automotive, under Sections 6.05 and 13.13 of the Livonia Zoning Ordinance, requesting to amend a previously approved site plan and waiver use to construct a 5,492 square -foot building in connection with an automotive dealership (Bill Brown Ford - Preowned), at 32400 Plymouth Road, located on the northwest corner of Plymouth Road and Hubbard Avenue in the Southwest'/ of Section 27, the Planning Commission does hereby table this item to a date undetermined. Motion passes. That item has been tabled. We are now moving on to the miscellaneous section of our agenda. Just as a housekeeping item, the petitioner for item number two, the next item on our agenda, has asked to be moved toward the end of the agenda so that his team can get here and be part of the meeting. So, we're going to accommodate that request and move on to item number three. Then we'll go back to item number two. ITEM #2 PETITION 2025-03-08-04 Leo Soave Mr. Caramagno, Secretary, announced the first item on the agenda, Petition 2025- 03-08-04 submitted by Leo Soave Building Inc., under Section 13.13 of the Livonia Zoning Ordinance, requesting approval to construct a one-story office building at 37739 Seven Mile Road, located on the south side of Seven Mile Road between Blue Skies Drive and Glengarry Drive in the Northeast' of Section 7. Mr. Uhazie: Thank you, Mr. Chairman. This petition started the rezoning process under petition, 2023-09-01-05 and it was originally submitted by Matick Construction, LLC, for rezoning from N2 (Neighborhood) to C-1 (Local business). The petition had a public hearing and was given first reading on December 4, 2023. The April 29, 2025 31852 rezoning would allow Leo Soave Buildings Incorporated to build a two -unit, 2,592 square foot office building with a basement. General office buildings are permitted in the C-1 zoning district, West of the subject site is an office building occupied by Farmers Insurance Agency, which is zoned C-1. East and south are residential properties zoned N2. North, across Seven Mile Road is a vacant property zoned RUF that recently received site plan approval for the 100 West Townhome apartments. The subject parcel measures approximately 80 feet in width along Seven Mile Road by a depth of 150 feet. The land area is 12,000 square feet, or roughly 0.28 acres. The subject property is currently vacant. In a C-1 district, the minimum required front yard setback for a building is 15 feet. The proposed building would sit back approximately 65 feet from Seven Mile Road. The minimum required rear yard setback is 20 feet. The office building appears to be approximately 30 feet from the southern property line. The side yard setback from the residential district to the east is 20 feet, and the building would be approximately 20.78 feet from the eastern property line. Where the property abuts C-1 zoning along the west, the ordinance allows for a zero -setback subject to applicable building and fire codes. The site plan shows that the building would be setback five feet from the western property line. The building appears to comply with all minimum required setback regulations. The required parking for an office building is one space for each 200 square feet of floor area. A structure of this size would require 10 parking spaces. The preliminary site plan shows 10 parking spaces, including one barrier free. Access to the site would be from a single drive off of Seven Mile Road. The landscape plan submitted shows 15 white pine trees planted along the abutting residential properties, two Golden Rain trees and two American Horn Beam trees at the parking lot entrance, two Star magnolia trees and six Gold Flame Sapira shrubs at the front of the building. A seed bio retention area with short grass prairie seed mix along the east and south sides are located along the proposed building. A six -foot -high vinyl fence is proposed along the west and southern side of the property, where it is adjacent to residential. And the elevation plans show a brick building with a pitched asphalt roof. There is a covered main entryway supported by columns with a horizontal hardy board gabled roof above. You can see the side profile here, showing the porch and columns. With that, Mr. Chairman, I can read out the departmental correspondence. With that, Mr. Chairman, I can read out the departmental correspondence. Mr. Wilshaw: Yes, please. Mr. Uhazie: April 29, 2025 31853 Mr. Uhazie: The first item is from the Engineering Division, dated April 3, 2025, which reads as follows: "In accordance with your request, the Engineering Division has reviewed the above referenced petition. We have no objections to the proposed rezoning at this time, but would like to note the following items: 1. The subject parcel is assigned the address of #37739 Seven Mile Road. Should additional addresses be needed, the Owner will need to contact this Department once approvals have been obtained. 2. The existing parcel currently has access to public sanitary sewer, storm sewer and water main. The drawings do not provide any calculations for proposed flows from the development, so we cannot comment on impacts to the existing systems at this time. The owner shall submit drawings to this department once site plan approval has been granted for a complete Engineering review and permitting. Based on what has been provided, we have the flowing comments regarding the utilities: i) Water Main: There is an existing 12" water main on the south side of Seven Mile Road for a service connection to the proposed building. ii) Sanitary sewer There is an existing 6" sanitary lead to the parcel. If the developer is intending to re -use this service, they will be required to clean and televise it prior to any approvals. If the existing lead is not in a useable condition, they will be required to install a new lead and abandon the existing one. iii) Storm Sewer Detention is shown as proposed on the submitted drawings, but no other information is shown. Storm Sewer will need to meet the Wayne County Storm Ordinance requirements and will be subject to Wayne County review. 3. Any disturbances within the Seven Mile Road right-of- way will require permits through the Wayne County Department of Public Service, including driveway approach and sidewalk removals and placements."The letter is signed by David W. Lear, P.E., Assistant City Engineer. The next letter is from the Livonia Fire & Rescue Division, dated April 25, 2025, which reads as follows: "This office has reviewed the site plan submitted in connection with a re quest to construct a commercial building on property located at the above referenced address. We have no objections to this proposal. A further detailed plan review will take place when this division receives an official plan set." The letter is signed by Brian Kukla, Fire Marshal. The next letter is from the Division of Police, dated March 25, 2025, which reads as follows: "I have reviewed the plans in connection with the petition. I have no objections to the proposal." The letter is signed by Paul Walters, Sergeant, Traffic Bureau. The next letter is from the Inspection Department, dated April 21, 2025, which reads as follows: "Pursuant to your request, the above -referenced Petition has been reviewed. 1. The west wall of the proposed structure is shown to be 5 feet from the property line. This will require the April 29, 2025 31854 exterior wall to have a minimum of a one -hour fire rating, including any openings in that wall. 2. The single barrier -free parking space is required to be van accessible and shall have a minimum of an eight -foot hashed, accessible area. The proposed parking space only shows a five-foot hashed area. This Department has no further objections to this Petition."The letter is signed by Jerome Hanna, Director of Inspection. The next letter is from the Finance Department, dated April 14, 2025, which reads as follows: "I have reviewed the addresses connected with the above noted petition. As there are no outstanding amounts receivable, general or water and sewer, I have no objections to the proposal." The letter is signed by Connie Kumpula, Chief Accountant. Next, an email from the Treasurer's Department, dated April 28, 2025, which reads as follows: "The taxes are current" The letter is signed by Susie Nash, Treasurer. That is the extent of the correspondence. Mr. Wilshaw: Okay. Thank you, Mr. Uhazie. Is there any questions for our planning staff? I don't see any questions. Our petitioner is in the audience, feel free to come forward. We'll ask that you start with your name and address for the record. Joe Edeau, 12283 Merriman Road, Livonia, MI. I'm representing Leo Soave. Mr. Wilshaw: Thank you for being here. Mr. Edeau, what would you like to tell us about this proposal? Mr. Edeau: Mr. Soave owns the commercial building next door, and he just kind of wants to mirror it, but it's not as big as the other one, and we all know Leo, he just, he does good work around the city. So it's going to be a nice office building. It'll be...it's going to be low use. It's not going to be like a high traffic, like a doctor's office or anything like that. Mr. Wilshaw: Okay, excellent. Let's see if there's any questions for you from any of our commissioners. Any questions for our petitioner's representative? Go ahead. Mr. Droze. Mr. Droze: One question I had on the bioretention that's on this project. It's a fairly small site. Is it included just as part of landscaping, or is it, is it providing, you know, basically, is it providing water quality improvements? Me. Edeau: I don't know about water quality improvements, but it's for, you know, management of water when you have heavy rainfall. Mr. Droze: Sure, and I guess what I'm just wondering on is, typically the county only requires that if you're over an acre in size, and so I'm Mr. Edeau: Mr. Droze: Mr. Edeau: Mr. Droze: Mr. Edeau: Mr. Wilshaw: Mr. Ventura: Mr. Edeau: Mr. Ventura: Mr. Uhazie: Mr. Edeau: Mr. Uhazie: Mr. Wilshaw: April 29, 2025 31855 just...it's pretty close to the building and I guess it was just a question. Maybe it's more of the engineering team to look into, but just with how small that site is, it's...I guess maybe flag that is something maybe not required. Don't worry about Wayne County. I know you got to talk to them about the driveway. Sure, the other two things that were mentioned, you know, like, we have to scope the sanitary, make sure the lead is still in good condition and there's no failure in it. And if there is, of course, we have to do a new tap, and we'd have to go to Wayne County to get that, because it's Seven Mile Road, you know. Okay, those are just, I guess, a couple questions on the bioretention. I'm glad to see it, but I'm just curious what was driving it. Thank you. Excellent. Thank you. Mr. Droze. Any other questions for our petitioner? Mr. Ventura. Good evening. Last week, one of the members here, I'm not sure who it was, asked about the block wall to the west and. Of this side into the east of the existing building, and whether it was going to be removed, and I thought you answered in the affirmative. As Reagan said, we're going to tear down that wall. Okay, so it's coming down. Great. Thank you. So, I'd like to ask a question. If I look at the site plan correctly, and I'm not sure that I do, it appears that that wall is shown as a masonry wall on the site plan. Patrick, am I right? There's a masonry wall. Give me a second. I have it zoomed in so I can't quite see. It was the intent from the petitioner, even if it wasn't asked, that he was going to tear down the wall anyway. Yeah, because it looked a lot nicer with it gone. I agree the site plan does show an existing wall. Any other questions for the petitioner? Anyone in the audience wishing to speak on this item? I don't see anybody. Just one Mr. Edeau: Mr. Wilshaw: April 29, 2025 31856 question for you, sir, Mr. Edeau, you heard the reference to the handicapped parking space needing to be wider. Is there adequate room for you to make that ramp space and not lose a parking space? You know, I believe there is yes. And of course, we'll take it up with Engineering and in the Building Department. We still have to submit plans, and if it doesn't jive with all the requirements, of course, they'll get kicked back, and then we'd have to make adjustments. But yeah, we do have room. Okay, the reason I ask is I think you're right at the minimum for parking right now, at 10 spaces, so if you lose one, then you may need to get a waiver for being under parking, so I just wanted to ask that question and see if you're aware of that. Okay, excellent. If there's nothing else from anybody on the commission, then I think a motion would be in order, anything else that you wanted to add before we make our decision. Mr. Edeau: No, I'm good. Thank you. Mr. Wilshaw: Awesome. Thank you. Then a motion would be in order. On a motion by Ventura seconded by Droze and unanimously adopted, it was #04-16-2025 RESOLVED, That the Planning Commission does hereby recommend to the City Council that on Petition 2025-03-08-04 submitted by Leo Soave Building Inc., under Section 13.13 of the Livonia Zoning Ordinance, requesting approval to construct a one-story office building at 37739 Seven Mile Road, located on the south side of Seven Mile Road between Blue Skies Drive and Glengarry Drive in the Northeast ' of Section 7, be approved subject to the following conditions: 1. That the General Site Plan, identified as Sheet 1 of 3, dated March 17, 2025, as revised, prepared by Arpee/Donnan, Inc., is hereby approved and shall be adhered to, with the exception that the masonry wall shown on the west side of the site shall be removed. 2. That the Elevations Plan, identified as Sheets A-2 and A-3, prepared by John T. Holowicki, is hereby approved and shall be adhered to. 3. That the Landscape Plan, identified as Sheet 2 of 3, prepared by Arpee/Donnan Inc., dated March 17, 2025, is hereby approved and shall be adhered to. April 29, 2025 31857 4. Parking spaces shall be doubled striped at ten feet (10') wide by twenty feet (20') in length. 5. That all exterior light fixtures shall not exceed twenty feet (20') in height and shall be aimed and shielded to minimize stray light trespassing across property lines and glaring into adjacent roadway. 6. That this site shall meet either the City of Livonia or the Wayne County Storm Water Management Ordinance, whichever applies, and shall secure any required permits, including soil erosion and sedimentation control permits. 7. All disturbed lawn areas, including road rights -of -way, shall be sodded instead of hydroseeding. 8. Underground sprinklers shall be installed for all landscaped and sodded areas. All planted materials shall be installed to the satisfaction of the Inspection Department and permanently maintained in a healthy condition. 9. That no LED lightband or exposed neon shall be permitted on this site including, but not limited to, the building or around the windows. 10. That the specific plans referenced in this approving resolution shall be submitted to the Inspection Department at the time the building permits are applied for; and 11. Pursuant to Section 13.13 of the Livonia Zoning Ordinance, as amended, this approval is valid for a period of one year only from the date of approval by the City Council, and unless a building permit is obtained, this approval shall be null and void at the expiration of said period. Mr. Wilshaw: Is there any discussion? Mr. Wilshaw, Chairman, declared the motion is carried and the foregoing resolution adopted. It will go on to the City Council with an approving resolution. ITEM #3 PETITION 2022-08-08-04 Future Land Holding, LLC Mr. Caramagno, Secretary, announced the first item on the agenda, Petition 2022- 08-08-04 submitted by Future Land Holdings. L.L.C., under Sections 13.13 of the Livonia Zoning Ordinance, requesting to Mr. Uhazie: April 29, 2025 31858 amend a previously approved site plan to repurpose and expand the former restaurant building at 19265 Victor Parkway to operate a BMW motorcycle dealership, located on the west side of Victor Parkway between Seven Mile Road and Pembroke Avenue in the Southeast'/ of Section 6. Thank you. Mr. Chair. This petition involves amending the plan originally approved by City Council in December of 2022. The redevelopment of this site is the former Doc's Sports Retreat located on Victor Parkway. The plan is to repurpose the existing 14,382 square foot restaurant and add a 3,590-foot square foot building addition for the purpose of operating a BMW motorcycle dealership. The former restaurant is, as I mentioned, just over 14,000 square feet, and the entire property is zoned C-4 which is High rise commercial. Motorcycle sales, service and repair establishments are included under the definition of retail sales and treated as permitted use in the C-4 district. In June of 2019, the site was rezoned from C-2 to C-4 which allows for buildings up to a maximum height of six stories in height. The rezoning was needed to facilitate the approval of a new six story dual branded hotel, but the hotel was never developed. Lying immediately to the north of the subject property is the Los Amigos Don Juan restaurant and Dave and Busters arcade and bar. Both are zoned C-2. To the south is a retention pond used for detaining storm water for portions of the Victor Corporate Parkway. To the east, across Victor Parkway are residential homes that front Northland Road, and abutting the site to the west is the 1-275/1-96 expressway. The irregularly shaped parcel located 800 feet north of Seven Mile Road measures 3.21 acres in size, with roughly 193 feet of frontage along Victor Parkway. The site has 312 feet along the rear property line bordering the expressway. Parking would be provided on the east and west sides of the building. The existing drive approach on Victor Parkway would remain in its current location. Secondary access to the site would be available from the adjacent commercial parcel to the north via a cross - access agreement that has been in place for many years. It should be also pointed out that the existing parking lot along the frontage of Victor Parkway would be preserved and contains 15 parking spaces. In the C-4 district along the north and south sides of the property the ordinance allows for zero setback subject to applicable building and fire codes. The addition of the building complies with all required setbacks. The existing dumpster enclosure with gates would remain on the property. The petitioner is proposing a rolling gate to block entrance to the eastern parking lot. A new fire hydrant location is proposed to the northwest of the building. The existing ADA stalls should be restriped as needed Mr. Wilshaw: Mr. Uhazie: April 29, 2025 31859 to conform to the minimum ADA width and specifications. For motorcycle dealers, required off street parking is based on the following: one space for each 150 square foot of showroom area, plus one space for each 500 feet of serviceable floor area. The floor plan shows 7,150 square feet of showroom and 7,788 square feet of service area. The zoning ordinance would require 64 parking spaces. The site plan shows parking consisting of 15 spots along Victor Parkway and an additional 193 existing spots in the parking lot behind the building. The parking minimum is satisfied. Storm water from the site would be managed using the existing detention basin located adjacent to the site's southern property line. Pursuant to Section 10.03 of the zoning ordinance, no fewer than four full size trees and two ornamental trees and 35 shrubs are required along the site's Victor Parkway street frontage. The plan shows that the existing landscaping along Victor Parkway would remain as is. This area currently contains six pine trees. Each island would also contain at least one tree. Landscape green belts would be created along the perimeter of the site to help screen the site from the adjacent properties and the expressway. These areas will be planted with a variety of planting materials, including honey locusts, red maple trees and burning bushes. The designs of the building exterior will have a new facade complete with black E.I.F.S corrugated aluminum panel, black ACM aluminum and tall BMW column will be constructed with black ACM aluminum panel. The submitted elevation plans show a number of wall signs in the building. Any signage in excess of what is permitted by the sign ordinance would require a variance from the Zoning Board of Appeals. With that, Mr. Chairman, I can read out the departmental correspondence. Yes, please. The first item is from the Engineering Division, dated April 4, 2025, which reads as follows: "In accordance with your request, the Engineering Division has reviewed the above referenced petition. We have no objections to the proposed project at this time, but would like to note the following items: 1. The subject parcel is assigned the address of#19265 Victor Parkway. Should additional addresses be needed, the Owner will need to contact this Department once approvals have been obtained. 2. The existing parcel is currently serviced by public sanitary sewer and water main, as well as private storm sewer. The Developer should Engineering drawings and calculations to this department once approvals for the site plans have been received to determine if permits will be required. Based on the submitted drawings, we have the following comments: 0 Sanitary Sewer: The drawings April 29, 2025 31860 do not include a basis of design for the proposed sanitary sewer outlet, but we do not believe the change in use will negatively impact the existing system. The developer will be required to clean and televise the existing sanitary sewer lead if it is to be re- used. If the condition is not sufficient for re -use, a new service will need to be installed to the parcel. ii) Water Main: The drawings indicate that the existing water service will be re- used for the proposed dealership. iii) Storm Sewer: The drawings indicate that the existing private storm system will remain be modified along building frontage. Detention was previously provided for the parcel, so no additional detention will be required." The letter is signed by David W. Lear, P.E., Assistant City Engineer. The next letter is from the Livonia Fire & Rescue Division, dated April 10, 2025, which reads as follows: "This office has reviewed the site plan submitted in connection with a r quest to construct a commercial building on property located at the above referenced address. We have no objections to this proposal. May require permits and plans for fire suppression and fire alarm. A future detailed plan review will take place when this division receives an official plan set."The letter is signed by Brian Kukla, Fire Marshal. The next letter is from the Division of Police, dated April 3, 2025, which reads as follows: `1 have reviewed the plans in connection with the petition. I have no objections to the proposal."The letter is signed by Paul Walters, Sergeant, Traffic Bureau. The next letter is from the Inspection Department, dated April 21, 2025, which reads as follows: "Pursuant to your request, the above - referenced Petition has been reviewed. 1. The existing parking lot and access drive are in disrepair. The access drive and parking area that is intended to be used shall be replaced as necessary. 2. The petitioner's proposal is a change in use. This would require that the proposed space must conform to all current barrier free codes, building codes and all mechanical codes and standards. This will be addressed further at time of plan review if this project moves forward. 3. Signage has not been reviewed. All signage shall conform to the ordinance. A variance from the Zoning Board of Appeals would be required for any non- conforming signage. This Department has no further objections to this Petition." The letter is signed by Jerome Hanna, Director of Inspection. The next letter is from the Finance Department, dated April 11, 2025, which reads as follows: "1 have reviewed the address connected with the above noted petition. The following amounts are due to the City ,of Livonia: Unpaid water and sewer charges: (Customer name on record -Future Land Holdings) Total Due City of Livonia $2,721.87." We have a receipt for that payment. The letter is signed by Connie Kumpula, Chief Accountant. The next letter is from the Treasurer's Department, dated June 13, 2025, which reads as follows: April 29, 2025 31861 `Attention Planning Commission, Unpaid property taxes are owed on 19265 Victor Parkway. The total owed is $26, 207.55. Payable to Wayne County." We also have a receipt for that payment. The letter is signed by Susie Nash, Treasurer. That is the extent of the correspondence. Mr. Wilshaw: Is there any questions for our planning staff? Mr. Caramagno: I've got a couple questions. Mr. Wilshaw: Go ahead. Mr. Caramagno: I didn't pick up on this last time, I don't think, but when we're talking about signage for this building, that BMW signs 53 feet tall. Mr. Uhazie: Mr. Caramagno: Mr. Uhazie: Mr. Caramagno: Mr. Uhazie: Mr. Caramagno: Mr. Uhazie: Yeah, correct. Taller than the entire building by 13 feet. I believe so. What is considered the measurement of the sign? Is it just the motor rod and the BMW logo, or is it the entire 53-foot sign? I believe it would be from where the text starts, not the entire black box, but the actual signage, like the lettering and design elements. Okay, so, this element. This is a separate standing structure. It's not part of the building, is it? I believe it is part of the building. I guess it is a standing structure that is attached at the base, correction I believe it would be a separate structure, stand alone. Mr. Caramagno: It's absolutely huge. I can't think of anything anywhere else that's this big in the city. I realize this is sets back off the freeway. I get that, but this is, this is a really, really big sign for this building. Really big. It looks like it's not part of the structure. It's separate. And I think that that might be an issue down the road. The second question I've got for you is, I see there's LED on the building. I know we've had some issues with LED or not allowing LED. Is this okay on this building, or is that an issue that gets hit? Mr. Uhazie: Well, I guess that'd be up to the commissioners here, if they are comfortable with that or not. April29, 2025 31862 Mr. Caramagno: Okay? So, this is similar to...we don't allow it on the gas stations. Yet, this has led on it, so maybe ask the petitioner how long it's going to run, what the plan is for that. Okay, thank you. Mr. Wilshaw: Thank you, Mr. Caramagno. Mr. Droze: Mr. Wilshaw: Ms. Dinaro: Mr. Uhazie: Mr. Wilshaw: John Jawvirya Mr. Jawvirya: Mr. Wilshaw: Mr. Caramagno covered my comment. It was about the LED signage. And then maybe a question similar to what you were saying, Mr. Caramagno, is, I mean, that's an architectural element, but it's also lit up. Is that part of "the sign" too, you know, there's a bit of a gray area there. I think that it would be worth chatting about here at the table. Yeah, there's going to be some discussion around the fact, is this tower element part of the building, or is it strictly serving as a sign? So that's a question we can talk with the petitioner about. Any other questions? The signage will still have to go to zoning, correct? Yes. Thank you. Ms. Dinaro. Any other questions for planning staff? Alright, our petitioner is in the audience. Feel free to come forward. Good evening, sir. 1565 Kirkway, Bloomfield Hills, MI. I'm representing the BMW dealership. Thank you for being here tonight. I. Uh, what would you like to tell us about your business? I'm the design builder of the project. They have existing motorcycle dealerships. It's in Plymouth, I believe, on Sheldon and Five Mile. I personally have bought a couple of motorcycles from them. So, I'm a good client of his. He's been around for a long time. He's got a good reputation. He does very good business. I think this location will be...the ideas we're creating, kind of a monument for him. And it should be, you know, the location should be excellent, I believe. Now, your client came to us before with a petition for this property to build a whole freestanding building closer to the freeway, which was going to be much larger, and now we're seeing more of a reuse of the existing building with some additions and corrections and so on, to accommodate the dealership in this location. Is there more about that that you would like to expand upon? Mr. Jawvirya: April 29, 2025 31863 So, I was brought to the project at this point. I wasn't part of the original submission, so I don't know the whole history of that. I'm assuming the cost of construction was probably a big motivation not to do that project. And I believe he was working with Mark Taormina, discussing to salvage some of the existing building, repurpose it. So that was kind of our design challenge is to make the restaurant turn into a dealership. Mr. Wilshaw: Okay, alright, so a little bit more work for you. Let's see if there's any questions from any of the commissioners for you, and we'll go from there. Any questions for our petitioner? Ms. Dinaro: I have a couple. One, cran you tell me what you're going to do with the driveway? Is that going to be repaved? Is it going to be redone? Is the whole parking lot going to be redone? Mr. Jawvirya: The lot is going to be redone. Okay, whether it's a topcoat and they...what's the term called when they grind it up and repurpose it? I think that's probably what we're going to end up doing. Plus, we have some new curb cuts we have to do, and new landscaping. Ms. Dinaro: Can you also talk me through the landscaping for this site? Mr. Jawvirya: Ms. Dinaro: Mr. Wilshaw: Mr. Droze: Mr. Jawvirya: I'm not 100% familiar with the landscaping architecture. I wasn't part of that planning, but I know that there's some existing and we're putting new. Okay, that's it for now. Thank you. Ms. Dinaro, any other questions for our petitioner? At the study session, we talked about the gate at kind of the front of the site, and I think verbally, we understood that that was going to be a wrought iron gate. I didn't see any details on the plan. But can you speak to confirm, just for the record, that that would be wrought iron? It will be a wrought iron structure. I don't know the exact details of how ifs going to tie into the existing building or the new building, but it'll architecturally fit into what we're creating. Mr. Droze: Okay? And I guess, are you planning any sort of pickets on top of that? Or would it be... Mr. Jawvirya: Mr. Droze: Mr. Jawvirya Mr. Droze: Mr. Jawvirya: Mr. Droze: Mr. Jawvirya: Mr. Droze: Mr. Jawvirya: Mr. Wilshaw: Mr. Ventura: Mr. Jawvirya: Mr. Ventura: Mr. Jawvirya: Mr. Ventura: Mr. Jawvirya: April 29, 2025 31864 No, I'm creating a kind of a modern architecture. So I would assume our fence is gonna or gate will end up looking pretty modern. Okay, good. I just, if you can, I think you're committing to that. I think that would be something.... The way I see it, we're trying to represent the brand. And those bikes are pretty incredible in terms of detail, so we have to mirror that on the outside of the building. I think that's very important from my side. Okay, great. I think I just wanted to make sure it wasn't like chain link, you know, just for the record. Well, I think that the German guys from Germany will show up and rip that out. And I guess maybe, I guess picking up on the discussion a little bit about the LEDs, what is the plan for operation of those? So, those are all recess so you don't actually see them. They just kind of create a glow within the structure. They'll probably be on the same timer as the sign, I believe. It's just like a pure white. It's not like some crazy color show. It would just be that,it wouldn't be changing. There's no change in color. It's more of like creating a halo effect to up light, and they're underneath the canopy, which will create lighting. We'll have some recessed lighting as well. Thank you, Mr. Droze. Any other questions for our petitioner? I just wanted to follow up and Mr. Droze's, comments with regard to the LED light. So, this is not going to be invisible. These lights are not going to be visible. No, it'd be... It'd be indirect lighting across... Correct, correct indirect it'll be tucked into like... It would be lightband lighting or anything? I'm sorry? April 29, 2025 31865 Mr. Ventura: It's not a light band? Mr. Jawvirya: No, you won't see the diodes or anything like that. You just see the effect of glowing. Mr. Ventura: It's indirect? Mr. Jawvirya: Indirect. Mr. Ventura: Thank you very much. Mr. Wilshaw: Thank you, Mr. Ventura. Any other questions? Mr. Caramagno: So back to the lighting...hate to hang up on this, but is that the same for the vertical white around the BMW sign as well? Mr. Jawvirya: So, that'll be a kind of recessed in cove. Mr. Caramagno: So, there's a slot... it fits into a slot, correct? Mr. Jawvirya: Correct. And you won't see the actual diodes. You'll just...you'II see the glow of the material. Mr. Caramagno: A little bit more on the size of the sign, because it sounds like it's going to have to go to ZBA, and it's going to be an issue. I was on the ZBA. This will be an issue for them. I'm sure of it. Why so big? Mr. Jawvirya: So obviously, I'm trying to utilize some height, so he has visibility from the highway. That's part of the purpose. Part of the structure is to hold up the canopy. So, I think I'm kind of the monolith that I'm creating, there is supposed to be part of the structure of that canopy, because it sticks out of the building pretty far. You can kind of see it on the image. I don't know if you can zoom into the right image over here. Yeah, see how it kind of ties into the canopy. The canopy is held up by that. Mr. Caramagno: So, you mean, tell me that canopy can't stand on its own without that huge sign? Mr. Jawvirya: It could, but part of the design is for it to be like...tie that whole unit into the building. Mr. Caramagno: I would think, yeah, you probably have to tie that thing and so it doesn't tip over. That's a big sign. That's a big sign. You know, it's...everybody around is gonna be looking at that sign saying, April 29, 2025 31866 how did this get through? So, I hate to see it hold up the project, but I think it's large. Anyhow, that's all I've got. Mr. Wilshaw: Thank you, Mr. Caramagno, any other questions for our petitioner? Nothing else from anyone. Anyone in the audience wishing to speak on this item. No one coming forward. Anything else that you'd like to tell us before we make our decision? Mr. Jawvirya: No, just excited to get going on this. I think it's a good time for what's going on in motorcycles. To put this in this location. I think it'll help revive that existing site, because it's been dead for a very long time. Mr. Wilshaw: Okay, very good. Well, thank you for your comments, and a motion will be in order this time. We'll see what happens. Thank you. On a motion by Long, seconded by Ventura, and unanimously adopted, it was #04-17-2025 RESOLVED, That the Planning Commission does hereby recommend to the City Council that on Petition 2022-08-08-04 submitted by Future Land Holdings. L.L.C., under Sections 13.13 of the Livonia Zoning Ordinance, requesting to amend a previously approved site plan to repurpose and expand the former restaurant building at 19265 Victor Parkway to operate a BMW motorcycle dealership, located on the west side of Victor Parkway between Seven Mile Road and Pembroke Avenue in the Southeast '/4 of Section 6, be approved subject to the following conditions: 1. That the General Site Plan, identified as Sheet No. C-400, dated March 3, 2025, as revised, prepared by Priority Engineering, is hereby approved and shall be adhered to. 2. That the Grading Plan, identified as Sheet No. C-500, dated March 3, 2025, as revised, prepared by Priority Engineering, is hereby approved and shall be adhered to. 3. That the Elevations Plan, identified as Sheet No. ELEV2, dated December 3, 2024, as revised, prepared by JJV Design Group, is hereby approved and shall be adhered to. 4. That the access driveway and parking lot shall be repaired, resealed, and restriped as necessary to the satisfaction of the Inspection Department. April 29, 2025 31867 5. Parking spaces shall be doubled striped at ten feet (10') wide by twenty feet (20') in length. 6. That all exterior light fixtures shall not exceed twenty feet (20') in height and shall be aimed and shielded to minimize stray light trespassing across property lines and glaring into adjacent roadway. That except for what may be authorized under the Zoning Ordinance as part of a temporary sales event, any type of exterior advertising related to the sale of the vehicles designed to attract the attention of passing motorists, such as promotional flags or streamers, shall be prohibited. 8. That there shall be no outdoor storage of vehicle parts, equipment, scrap material, waste petroleum products, junked, unlicensed or inoperable vehicles, or other similar items in connection with this operation, and the overhead doors, when not in use for vehicles entering or exiting the service facility, shall be closed at all times. 9. That only conforming signage is approved with this petition, and any additional signage shall be separately submitted for review and approval by the Zoning Board of Appeals. 10. That the LED lightband fixture shall be hidden and not visible; the light color shall remain white at all times as represented in rendering on Sheet No. ELEV1, dated December 3, 2024, as revised, prepared by JJV Design Group; and approved by the Planning and Inspection departments; 11. That the specific plans referenced in this approving resolution shall be submitted to the Inspection Department at the time the building permits are applied for; and, 12. Pursuant to Section 13.13 of the Livonia Vision 21 Zoning Ordinance, this approval is valid for a period of one year only from the date of approval by City Council, and unless a building permit is obtained, this approval shall be null and void at the expiration of said period. Mr. Wilshaw: Is there any discussion? Mr. Wilshaw, Chairman, declared the motion is carried and the foregoing resolution adopted. It will go on to the City Council with an approving resolution. April 29, 2025 31868 ITEM #4 PETITION 2025-03-08-02 Karim Elrez Mr. Caramagno, Secretary, announced the first item on the agenda, Petition 2025- 03-08-02 submitted by Karim Elrez, under Section 13.13 of the Livonia Zoning Ordinance, requesting approval of all plans to expand an existing commercial building by constructing a new two-story addition at 29440 Schoolcraft Road, located at the Northwest corner of Schoolcraft Road and Middlebelt Road, in the Southeast 1/4 of Section 23. Mr. Uhazie: Mr. Wilshaw: Mr. Uhazie: So, I will go through this presentation, but I will note that I did just receive updated elevations and site plan, so some of it we will have to go through as we go, but I'll give you the background first, then we can go through. Okay. Sounds fine. This petition involves adding a two-story addition to the existing commercial building. The proposed business would be a furniture store with a grand showroom and offices on the second floor. The existing building is located at the northwest corner of Schoolcraft Road and Middle Belt Road. The site consists of two parcels, 29440 Schoolcraft Road, which is about 15,000 square feet, and a second parcel, 24460, Schoolcraft Road, which is just under 15,000 square feet combined, the site would be exactly 30,000 square feet. The current zoning for the property is C-2 (General business). West of the site is a N1 Neighborhood. To the north is the Wine Palace, zoned C-1. To the east is an existing Bob Evans in the C-2 (General business) district, and to the south is Schoolcraft Road and 1-96 interstate. The site includes a former 16.5-foot-tall former cell phone store with six parking spaces in the front of the building, and there's also an additional small, 183 square foot AT&T building in the northwest corner of the property. The concrete drive and parking around the building are in disrepair and deteriorating. There is an existing wooden privacy fence between the residential lot and the petition site, and there's an existing sign monument that is in the right-of-way along Schoolcraft Road. I will bring up the new site plans. I think the setbacks all appear to remain the same. So, the front setback would remain at 60 feet. The new building would be set 15 feet on both sides, east and west of the building. The rear setback is 160 feet. The maximum height for a building in C-2 is 35 feet. The height of this proposed building is 27 feet. The building meets setbacks and maximum height requirements. The addition has a footprint of 2,100 square feet in size and a total area of 4,200 square feet. With the addition the new building would have a total April 29, 2025 31869 floor area of 6,300 square feet. Section 9.03 of the zoning ordinance would require one space per 500 square feet of floor space. The proposed total building area is 6,300 square feet and 13 parking spaces are required. The site plan provides eight angled parking spaces at the front of the building and an additional five in the rear for a total of 13 parking spaces. There is a five -foot -wide walkway between the parking lot and the building. Access to the site would remain the same off Schoolcraft. The new circulation pattern will see vehicles enter one way from the east entrance and exit the west to avoid any safety issues. The new parking lot in the rear of the building will follow the one way direction as well, with vehicles exiting the property at the west. A lighting plan was not provided at the site. All lighting for the site must be accounted for as it abuts residential to the west and a major freeway intersection immediately to the southeast. The site plan shows a new bio retention area in the rear yard. The proposed rear parking lot will be drained to that retention area. One of the changes from the study session is here. The dumpster would be located in the rear. It has now been moved to the grassy area, still behind the building, but out of the actual parking lot, and it does look like they were able to add a couple parking spaces in the rear. The dumpster would be surrounded by a six -foot -high masonry wall with limestone cap and stained wood gate. The enclosure will be constructed of the same or compatible materials and colors of the principal building in terms of texture and quality. Section 10.03 requires one tree per 40 linear feet of road frontage, one ornamental flowering tree per 100 linear feet of road frontage, and eight shrubs per 40 linear feet of road frontage. Combined, the site has 100 linear feet of frontage. The plan provides 20 Eastern Snowball shrubs, three deciduous, Armstrong Maple trees, one evergreen Dawn Redwood tree and one Service Berry. Based on calculations, the landscape plan meets the ordinance criteria. The zoning ordinance requires C-2 properties when adjacent to N1, to have a six -foot -high masonry wall or an opaque fence and or 20-foot-wide greenbelt buffer and one tree per 20 linear feet with a minimum of 50% evergreen trees subject to City Council review and approval. The landscape plan shows six proposed trees along the eastern property line. I think we will need to clarify, because the new site plan has some changes to access in the back, so I don't know if those will still be included in there. And then we also received a new elevation plan that is now...The front building facade has changed. The building has been changed to brick. Instead of the stripe and I believe Hardy board, the facade now is brick. The main entrance shows a new covered entryway with standing seam. We may actually have to speak to the April 29, 2025 31870 petitioner, I don't know the particulars since I am just seeing this for the first time on the exact elevation. Mr. Wilshaw: Understood. Mr. Uhazie: Mr. Wilshaw: Mr. Uhazie: It appears it has been changed to brick. There would be a stucco finish along the top, new four -inch face brick, blackish in color along the main entry and a solid trip, black color along the roof of the building. And the rear building would be split face block, gray in color with the stucco finish that would remain from the original study session. With that, Mr. Chairman, I can read out the departmental correspondence. Yes, please. The first item is from the Engineering Division, dated April 4, 2025, which reads as follows: "In accordance with your request, the Engineering Division has reviewed the above referenced petition. We have no objections to the proposed project at this time, but would like to note the following items: 1. The subject project is located on two separate parcels which are assigned the addresses of #29440 and #29460 Schoolcraft Road. The owner of the properties will be required to combine the parcels should the project be approved, and the new combined parcel will retain the address of #29460 Schoolcraft Road. Should additional addresses be needed, the Owner will need to contact this Department once approvals have been obtained. 2. The existing parcel is currently serviced by public sanitary sewer and water main, as well as private storm sewer. The Developer will need to submit full Engineering drawings and calculations to this Department for permitting once approvals for the site plans have been received. Based on the submitted drawings, we have the following comments: i.) Sanitary Sewer: We do not believe that the proposed use will create negative impacts to the existing system. The developer will be required to clean and televise the existing sanitary sewer lead if it is to be re -used. ii) Water Main: The drawings indicate that the existing water service will be re- used for the proposed construction. The developer will need to confirm that the existing service is sufficient for the proposed usage. iii) Storm Sewer The drawings indicate that a private storm system with detention will be constructed. The project will be required to meet the Wayne County Storm Water Ordinance, and the proposed design will be reviewed and permitted through Wayne County. 3. The landscaping plan shows 3 proposed trees in a small grouping along the roadway frontage. Please check the tree spacings to make sure there will not be over -crowding. Also, the City is trying to achieve a more diverse tree canopy and would April 29, 2025 31871 like to request the proposed Maples be changed to another tree on our approved planting list" The letter is signed by David W. Lear, P.E., Assistant City Engineer. The next letter is from the Livonia Fire & Rescue Division, dated April 10, 2025, which reads as follows: "This office has reviewed the site plan submitted in connection with a request to renovate and construct a new commercial building on the property located at the above referenced address. We have objections to this proposal with the following reasons: 1. A fire access road shall be provided with not less than 20 feet of unobstructed width and have a minimum of 13 feet 6 inches of vertical clearance in accordance to 18.2.3.4.1.1 and 18.2.3.4.1.2 of NFPA 1, 2015. 2. 18.2.3.4.1.2.2 Vertical clearances or widths shall be increased when vertical clearances or widths are not adequate to accommodate fire apparatus NFPA 1, 2015. 3. 18.2.4.1.1 The required width of a fire department access road shall not be obstructed in any manner, including the parking of vehicles. 4. Access to any perimeter side of the building is limited to only 1 side which can also be compromised due to landscaping (south side of the building). Road widths on the east and west sides of the building are not adequate as well as no emergency vehicle access from the north side. 5. Limited perimeter access can hinder potential rescue efforts and suppression efforts. 6. Clarification as to what is being stored, sold, or manufactured (if any manufacturing is taking place). A further detailed plan review will take place when this division receives an official plan set." The letter is signed by Brian Kukla, Fire Marshal. The next letter is from the Division of Police, dated April 7, 2025, which reads as follows: `7 have reviewed the plans in connection with the petition. I have no objections to the proposal."The letter is signed by Paul Walters, Sergeant, Traffic Bureau. The next letter is from the Inspection Department, dated April 21, 2025, which reads as follows: "Pursuant to your request, the above -referenced Petition has been reviewed. 1. One barrier -free, van -accessible parking space must be provided. This space shall be properly sized and marked in accordance with the Michigan Building Code 2021. 2. The gates on the dumpster enclosure shall be steel or may be as approved. This Department has no further objections to this Petition." The letter is signed by Jerome Hanna, Director of Inspection. The next letter is from the Finance Department, dated April 14, 2025, which reads as follows: "l have reviewed the addresses connected with the above noted petition. The following amounts are due to the City of Livonia: Unpaid water and sewer charges: (Customer name on record -Future Land Holdings) Total Due City of Livonia $480.43" The letter is signed by Connie Kumpula, Chief Accountant. Next, an email from the Treasurer's Department, dated April 28, 2025, which reads as Mr. Wilshaw: Mr. Uhazie: April 29, 2025 31872 follows: "Taxes are current" The letter is signed by Susie Nash, Treasurer. That is the extent of the correspondence. If you would like, I did receive an email from the engineer, if you let me just go through a quick bullet point of the changes that he noted between the original plans and the ones that are here. I I think that would be helpful. The enclosed revised plan set showing the following: 1. Dumpster moved to the side, also clearing the existing overhead electrical. 2. Additional dimensions showing for the parking. 3. Area in red - existing pavement to receive one inch overlay. 4. Ten -foot stripe in the back of the addition for possible route to access AT & T building. 5. Hatch area in green is the existing 10 foot easement to the AT & T building. 6. The front building tower has changed to brick. Additional brick is shown. 7. We will send the photometric as no light poles are proposed. Just wall packs on the building to be shielded down. Mr. Wilshaw: Okay, does that cover all our correspondence at this point? Mr. Uhazie: Yes. Mr. Wilshaw: Okay, you're probably going to have to leave that site plan on the screen, because we're going to work off of that I believe for most of this. Is there any questions for our planning staff at this point? Mr. Droze: Mr. Uhazie: Mr. Droze: Mr. Wilshaw: Mr. Ventura: I guess I'd like to ask, Do we have a time when this was received...this information? At this meeting. Okay. You know, I think we're, we have a role in the city to review and give, you know, honest feedback on the proposal. And, you know, there's a...I'm seeing a lot of pretty significant changes, and I think it's...professionally, I think that I have a problem with that, you know, I...these are hard to see. Looks like they're moving in the right direction, but professionally, it, you know, I would expect that these types of changes would have been in the packet. I just offer that, just for the thought of the commission. That's a good comment. Thank you. Mr. Droze, Mr. Ventura. So, Patrick, are you suggesting that we table it? April 29, 2025 31873 Mr. Droze: Personally, yes. I mean, these are improvements, but it's impossible for me to, you know, in goodwill, you know, make a motion on this case. Mr. Ventura: Mr. Wilshaw: Mr. Uhazie: I concur with Mr. Droze, and I'm not prepared to vote on this this evening and would recommend to my colleagues here that we table this, give us an opportunity to examine this in the detail that it deserves. I will say a tabling motion is always in order. So, we can offer that when we're ready, but that will stop all discussions. So, we want to time that appropriately. One thing I would like to note, I know one of the letters was from the fire department with some concerns. I did speak to them to address some of those things. And I will be sharing it with the petitioner, but they would be agreeable to work on some sort of cross access as opposed to the 20-foot requirement on the side yards. So, if there can be some sort of access from the Bob Evans site that could be worked out, they would be open to that or other alternatives, not necessarily just having the 20-foot drive. Mr. Wilshaw: That's a good point. Thank you. Mr. Ventura: I guess I do have one other question. Mr. Uhazie, we asked about the necessity of the elevator. Did you investigate that? Mr. Uhazie: I know the engineer was in contact with Jerome. I don't know what the final outcome of that is, but he was working with Jerome to address it. I do not have an answer, but I know the engineer is actively engaged with the Inspection Department. Mr. Ventura: Thank you. Mr. Wilshaw: Any other comments or questions? Mr. Caramagno: I completely agree with Peter and Patrick that you can't possibly review this and design this plan with the information we've got, so I'm in full support if we move forward with tabling. Mr. Wilshaw: Understood, yes, it is difficult to work off of a TV screen. It's 30 feet away from us. Any other comments for planning staff? I'm going to give the petitioner an opportunity, since he is here, to step forward. You start with your name and address, sir, for our record. April 29, 2025 31874 Karim Elrez, 29440 Schoolcraft, Livonia, MI. We are trying to extend the 29460 because it's too small for the showroom for the kitchen cabinets. We are trying to open a showroom with a high, very high quality cabinets. With all my respect to Mr. Patrick, he's mentioned like he can revise, but all the changes is dead right now is not the big changes. This the last time in the meeting, last Tuesday. The concern is just as get corrected. The stuff you ask about, it is just get corrected like he didn't make big changes in the building. Mr. Wilshaw: The concern that we have, sir, is that we understand that these new plans have, as you said, corrected many of the changes that we discussed at the study meeting, but we don't have them in front of us to actually look at in detail. I can't see the wording that's on that plan, and we can't look at the details. So, normally, we like to have it in advance, so we have time to look it over and come up with questions and comments for you, because maybe there's some additional things that we notice. So that's really the gist of the concern that's been expressed so far. It's just that this is very short notice, but we do appreciate as Mr. Droze noted, that you are moving in a positive direction. It looks like you are addressing some of the concerns. Mr. Elrez: And plus, I brought the material. He was asking me about it last time it is with Mr. Jacob. Yes, I give him a piece of what we gonna use? Mr. Wilshaw: That is the Hardy plank. Mr. Uhazie: Mr. Elrez: I have a question, though, because It's now brick. So, I don't know if this is still relevant. I, again, haven't had a chance to look at it myself. So, plus Mr. Peter, he was asking about the elevator. We talked with the Engineering and was open like to make in one office for handicap and the first floor without like building a full like elevator in the building. Mr. Wilshaw: Mr. Ventura. Mr. Ventura: Okay, we would need a letter, a communication, from the Engineering Department to us saying exactly that, so that we would, when we make a resolution if we were to approve this, that we understand that... Mr. Elrez: Because last time he was asking, like, if they we're gonna ask the inspectors, right? And I don't know if Jacob, he get contact with Mr. Uhazie: Mr. Wilshaw: Mr. Elrez: Mr. Wilshaw: Mr. Elrez: April 29, 2025 31875 the inspectors, like to see if we can waive the elevator and make an office like for the handicap in the first floor. As I mentioned, I did see the emails between the engineer and Mr. Hanna, but there was...1 was on the initial emails, but as they discussed, because it's my understanding that it's a complex issue where there's...it depends on the use, it depends on some certain things. So, the answer that, as far as I saw, was yes, but... and I didn't see the final outcome of what you know, the details of what's required exactly. Yeah, what we like to see, sir, is we get a letter from each of the our department heads. We would see a letter from our Inspection Department saying, hey, we've reviewed this, and this is, this serves the needs. This is adequate for ADA code, or whatever that concern is. We appreciate that, again, that you're looking into this and that you're saying that it's adequate, but we need confirmation from our own city staff to move forward. And to be honest with you, I thought, like the inspector, they sent him a letter for Mr. Jacob about this question. Yeah, we haven't received a final letter yet. We received from the Building Department, I think, all the suggestion from the Building Department, but they didn't mention anything about the elevator. Mr. Wilshaw: Yeah, we haven't received that yet, sir. So, is there any other comments or questions that any of the commissioners would like to ask the petitioner, since he's here tonight? Mr. Caramagno: I'd like a little clarity, if you don't mind. I see where we say, this is a furniture store. And then I've also heard it say it's a kitchen shop. So, tell me a little bit about that, what it is you're going to do here. Mr. Elrez: This is our brand. This is...l'm not the third party, like we are not buying it from certain company, and we are selling it. No, we are doing production for this cabinets. The showroom is only. showroom. No production in this location at all. My location is going to be in Taylor, the productions. Mr. Caramagno: Okay, so I don't...so when you say cabinets, are you building something like this? Building kitchen cabinets, bathroom vanities? Mr. Elrez: Yes, bathroom vanities. Kitchen cabinets and vanity bathrooms. April 29, 2025 31876 Mr. Caramagno: Countertops as well? Mr. Elrez: Yes, everything concerning the kitchens and the bathroom is going to be in the showroom. Mr. Caramagno: Where do you show these things now? Is this a new business or or existing, and where do you show them now? Mr.Elrez: This is a new business. I have my company. My initial company is in Jordan. Mr. Caramagno: Is where? Mr. Elrez: Jordan in overseas. Mr. Wilshaw: That's a long ways away. Mr. Elrez: Yes. I know. Mr. Caramagno: Okay, so you currently build cabinets in Jordan yourself, right? Mr. Elrez: And we ship it to here. Mr. Caramagno: Ship them over. So you want to build them here in Michigan, right? You're going to show them at Middle Belt and School craft. All right. Okay, thank you. I got a better understanding now, Mr. Elrez: But this is very high quality cabinet, very high quality, excellent. Even the hardware, like something amazing. We didn't see it here. Mr. Wilshaw: Excellent. Thank you. Any other questions for the petitioner? Again, I we're not gonna...I don't think at this stage of the game we're going to conduct a full site plan review, because we don't have the site plan to review, but we at least want to have an opportunity to get a few things addressed tonight. So, I'd appreciate that if there's no other questions or comments, I believe a motion would be in order. On a motion by Droze, seconded by Ventura, and unanimously adopted, it was #04-15-2025 RESOLVED, That pursuant to a Planning Commission meeting having been held by the City Planning Commission on April 29, 2025, on Petition 2025-03-08-02 submitted by Karim Elrez, under Section 13.13 of the Livonia Zoning Ordinance, requesting approval of all plans to expand an existing commercial building April 29, 2025 31877 by constructing a new two-story addition at 29440 Schoolcraft Road, located at the Northwest corner of Schoolcraft Road and Middlebelt Road, in the Southeast'/ of Section 23, the Planning Commission does hereby table this item to the meeting of May 20,2025. Mr. Wilshaw: There is no discussion on a tabling motion. Mr. Wilshaw, Chairman, declared the motion is carried and the foregoing resolution adopted. It will go on to the City Council with an approving resolution. ITEM #5 APPROVAL OF MINUTES 1,228th Public Hearings and Regular Meeting Mr. Caramagno, Secretary, announced the next item on the agenda, Approval of the Minutes of the 1,228th Public Hearing and Regular Meeting held on April 8, 2025. On a motion by Dinaro, seconded by Long, and unanimously adopted, it was #04-19-2025 RESOLVED, That the Minutes of 1,228th Public Hearings and Regular Meeting held by the Planning Commission on April 8, 2025, are hereby approved. A roll call vote on the foregoing resolution resulted in the following: AYES: Dinaro, Long, Ventura, Caramagno, Wilshaw NAYS: None ABSENT: Bongero ABSTAIN: Droze Mr. Wilshaw, Chairman, declared the motion is carried and the foregoing resolution adopted. On a motion duly made, seconded and unanimously adopted, the 1,229th Public Hearings and Regular Meeting held on April 29, 2025, was adjourned at 8:17 p.m. CITY PL NING COMMISSION Sam ramagno, Secretary ATTEST: L. Ian Wilshaw, Chairman